Harrison Street House in the Mission Blending the Old + the New

2495 Harrison side view c. 2018 (photo by Joe Fletcher)

Courtyard entry (photo by Joe Fletcher)

Noted by the Architect of Record Ryan Liedner, the project was, "Conceived as a home in two parts, the more private functions of the house take place in the newly built 2-story structure at the rear of the lot, while opposite the courtyard, a remodeled front building is used for more social functions and gatherings."

Liedner further noted that, "Drawing on the courtyard-house typology, the project centers around an interior garden, which is the first space one experiences when entering from the street."

Regarding the new structure at the back of the property, Liedner indicated that, "While maintaining a compact footprint, the new house has an open kitchen/living room, half bath and garage on the ground floor, and 2 bedrooms and 1 bath upstairs."

I love what Liedner did here, blending the old with the new. I wanted to us the word "seamless", but it didn't seem to apply here. What does apply though, is a repurposing + new construction project that is architecturally handsome and immensely livable.

Bravo!

✱Year Built 2017
✱Original square footage of Historic Italianate 1204 sq ft
✱Total square footage post reno: 2184 sq ft with 2 dwellings on parcel
✱Lot size: 2600 sq ft

Architect: Ryan Leidner Architecture ⎨@ryanleidner⎬

Builder/ General Contractor: Sykches Construction

Structural Engineer: Sung Engineering

Photographer Joe Fletcher ⎨@joefletcherphoto⎬

See the Blueprints for the remodel + the New Construction HERE

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2495 Harrison c. 2009

DESCRIPTION + CHRONOLOGY OF THE HISTORIC ITALIANATE

⎨2009-2018⎬
DPR PRIMARY RECORD: 2495 Harrison Street is located on a 26’ x 100’ rectangular lot on the northeast corner of 21st and Harrison Streets. Built ca. 1885, 2495 Harrison Street is a 1-story, wood frame commercial building originally designed in the Flat Front Italianate style.

The rectangular-plan building, clad in channel drop wood siding, is capped by a flat roof. The foundation is not visible. The primary façade faces west and includes 2 structural bays. Entrances include a flush wood door with paneled door surround and sidelights, located at the corner and set at an angle.

Typical fenestration consists of boarded-up and fixed plate-glass windows with paneled surrounds. Architectural and site features include a rear addition to the east with a shed roof, a parking lot, a paneled frieze, a bracketed cornice, and a pent roof parapet at the roofline.

2495 Harrison sold for $780K in 2013 LISTING

2495 Harrison c. 2016

2495 Harrison c. 2018

Ryan Leidner adds minimal extension to San Francisco saloon building (dezeen 2019)

A Secluded Modern Sanctuary for a Young Family in San Francisco’s Mission District (design milk 2019)

Harrison St. House (Dwell 2019)

Harrison Street House (ryanleidner.com)

Harrison Street House (The Coolector 2019)

2495 Harrison St (Socketsite 2011-2012)

You Should Know: Zach and Courtney Klein (Guest of a Guest)

© 2016-2019 sf_daily_photo

854 Capp St Inner Mission

854 Capp St c. 2008

854 Capp St c. 2015

✥2008✥
Description: (Describe resource and major elements. Include design, materials, condition, alterations, size, setting, and boundaries):854 Capp Street is located on a 25' x 122.5' rectangular lot on the west side of Capp Street, between 23rd and 24th Streets. Built circa 1889, 854 Capp Street is a 1-story over raised basement, wood frame single family residence designed in the Stick/Eastlake style. The rectangular-plan building, clad in channel drop wood siding, is capped by a flat roof. The foundation is not visible. The primary façade faces east and includes 2 structural bays. Entrances include a flush wood door with a glazed transom at the top of a wood staircase and a secondary door at the ground floor. The typical window types are double-hung wood-sash windows. Architectural details include brackets, a false mansard roof parapet, and a bracketed entry hood. Most of the original square bay window has been removed and replaced by an aluminum sash picture window.

The building appears to be in good condition.

View DPR Survey Form for Parcel 3642041 HERE

✥2013✥
854 Capp St damaged by fire.

✥2015✥
Project Description:
Demolition of existing two-story, single-family home and two-story structure located in rear yard. Construction of a four-story, six-unit condo building with four off-street parking spaces. The new building would be approximately 40 feet tall and 7,464 gross square feet.

Preservation and Cultural InfoHistoric Preservation Rating: No Historic Resource
Date of Determination: 06/18/2015

View Categorical Exemption-Determination of Historic Resource HERE

854 Capp St by sf_daily_photo 3.1.19 

Church Conversion Could Spark A Few New FlamesAs proposed, the fire-damaged home on the parcel would be razed...(Socketsite)

✥2016✥
Memo to the Planning Commission On September 29, 2016, the Planning Commission considered a Conditional Use Authorization for removal of a single family dwelling at 854 Capp Street. The project proposes to demolish an existing one- story-over-basement single family dwelling with a detached two-story accessory building at the rear, and construct a new 40-foot tall, four-story, 7,815 square foot, residential building with four dwelling units. The project includes three accessory off-street parking spaces and a 541 square foot roof deck...Read the rest HERE

✥2019✥
The fire-damaged, now demolished Victorian sold for $1.575 million in 2014. In the newly constructed building, the ground floor 3/3 unit (square footage unknown) currently asks $1.85 million.

Listing HERE (Realtor.com)

Contemporary Conversion in the Mission Closer to Reality (SocketSite)

© 2016-2019 sf_daily_photo

1217 York St, Mission District

3 bedroom 4 bath (2full/2 half) gut-renovated Italianate Victorian of unknown square footage, built in 1875. Currently listed for $2.5 million. Prior to renovations this property sold for $1.3 million in 2014 ($305K over asking).

2015 Renovations: HORIZONTAL & VERTICAL ADDITION, RENOVATION OF 2 STORY SINGLE FAMILY RESIDENCE. A FULL INTERIOR RENOVATION. (Cost $650K)

Broker babble: 1217 York Street offers a rare opportunity to own a gorgeously rebuilt custom residence in the heart of San Francisco. Renovated down to the studs and thoughtfully designed, this 1875 Victorian rowhouse has been completely transformed with a grand open floor plan that integrates indoor and outdoor entertaining. The main level features a light filled traditional living room, an intimate dining room with walk out terrace and a large open chef's kitchen with custom cabinetry, concealed Fisher Paykel appliances and quartz countertops with a 16' grand scale center island. The upper level offers a guest room with full bath & a grand master suite with a walkout terrace. The top floor offers a third bed with views from Bernal Heights to Twin Peaks!

Interior Photos HERE

What do you think of this gut renovation? Comment on Instagram HERE

1217 York St circa 2015

1217 York Ct circa 1975

963 Alabama St, Inner Mission BEFORE and AFTER

3,225 sq ft, 5 bedroom 4.5 bath gut renovated Queen Anne Victorian built around 1895. Currently listed for $2.995 million. Last sold for $1.15 million in 2014 ($175K over asking). This home was originally 3 bedrooms and 1 bath in 1,130 square feet (photos below).

Interior Photos HERE

Renovations 2015: HORIZONTAL & VERTICAL ADDITION TO REMODEL 2-STORY SFR TO 4-STORY DUPLEX. LOWER UNIT TO HAVE (3) BEDROOMS, (3) BATHS. UPPER UNIT TO HAVE (3) BEDROOMS, (2.5) BATHS. SPRINKLER SYSTEM TO BE INSTALLED THROUGHOUT.

ST FL - RELOCATE GARAGE AND ADD 3 BEDROOMS, 2 BATHS, LAUNDRY & INTERIOR STAIRS TO 2ND FL. 2ND FL - RECONFIGURE PLAN TO INCLUDE (N) FRONT RM, 1 BEDRM, 1 1/2 BATH, LIV, DINING, KITCHEN, (N) INTERIOR STAIRS TO ATTIC. 3RD FL (ATTIC) CONVERT TO (N) FAMILY RM & BATH, (N) ROOF DECK Total cost $837K

BEFORE PHOTOS
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943 South Van Ness, Mission District

943 South Van Ness on left side circa 1927

4,675 square foot Italianate built in 1872. Part of the Central Mission Shotwell Street Historic District. Designed by San Francisco architect Peter R. Schmidt (designer of the Haas-Lilianthal House) for John and Wilheminna English.

Last sold for $1.495 million in 1990. Current estimates value the property at $4.3 million.

The property is currently a Bed and Breakfast called the Inn San Francisco (photos)

959 South Van Ness Ave, Mission District

5,240 square foot 6 bedroom 3 bath Queen Anne Victorian along South Van Ness Avenue's "Mansion Row" in the Mission District. Called the John Coop House built in 1889. Coop was manager of the San Francisco Planing Mill at Fifth and Bryant when he built this house, originally numbered 2425 Howard Street, on two lots. Coop used the home as a showpiece for his business, but he only lived there for six years before selling it.

A spectacular example of what was produced at the planing mill is the main staircase, which is said to have cost $3,000, an amount that would have built an entire house at the time. The planing mill was destroyed in 1906, and shortly afterwards, Coop sold his house to a man named Homer Wilson.

Wilson, a "Financier" who was involved in mining activities, sold the house in 1910 to Dr. Frnest Johannson, who sold the south garden a short time later, where flats were built in 1912. The house underwent several changes after the doctor began the process by converting rooms in the house to "housekeeping" units as his children married and left
home.

Current estimates value the property at around $4.8 million.

Interior Photos HERE

THIS IMPOSING HOUSE, A VERY FINE EXAMPLE OF QUEEN ANNE ARCHITECTURE, WAS BUILT IN 1889 FOR JOHN COOP, A PROMINENT CARPENTER, MILL-OWNER, BUILDER AND LATER, LAND DEVELOPER. THE HOUSE IS SET BACK 20 FEET FROM THE SIDEWALK ON AN ELEVATED SITE AND HAS MANY OF THE STYLISTIC INGREDIENTS OF FLAMBOYANT VICTORIANA. A COMPLEX CROSS-GABLED ROOF IS FLANKED BY A TURRET TOWER ON THE RIGHT (SOUTH) SIDE. THE TURRET, OCTAGONAL AT THE BASE AND FIRST FLOOR, BECOMES ROUND AT THE SECOND AND THIRD STORIES, HAS A SLENDER CONICAL ROOF WHICH RISES HIGH ABOVE THE RIDGE LINE WITH A DELICATE METAL FINIAL AT THE TOP.

THE WOOD SIDING ON THE FIRST TWO LEVELS IS SHIPLAP; THE UPPER STORY AND THE GABLE END ARE CLAD IN PATTERNED SHINGLES. THE OPEN PORCH HAS TURNED COLUMNS SUPPORTING PEDIMENTED ROOF. THE ENTRY HAS A TWO-PANEL FRENCH DOOR WITH BEVELED GLASS. THE PORCH FORMS A BALCONY FOR THE SECOND STORY. ORNATE WOOD CARVINGS APPEAR IN THE SECOND FLOOR FRIEZE AND CONTINUE AROUND THE TURRET AT THAT LEVEL. THE GABLE END IS PROJECTING, AND IS SUPPORTED BY THREE DELICATE BRACKETS. THE TWIN WINDOWS IN THE GABLE END, WITH RARE THREE-OVER-TWO LIGHTS, HAVE UNUSUAL MOLDED ARCH ORNAMENTS AT THEIR HEADS. THE GABLE TERMINATES WITH AN UNUSUAL, GRACEFUL FINAL AT ITS PEAK. WINDOWS ARE DOUBLE-HUNG SASH WITH MOLDED TRIM SURROUNDS, AND APPEAR TO BE ORIGINAL.

THE CURVED GLASS WINDOWS OF THE ROUND PORTION OF THE TOWER APPEAR TO BE INTACT. THE GROUND LEVEL HAS A GARAGE, A LATER ADDITION, WHICH IS FLUSH WITH THE EDGE OF THE SIDEWALK. THE EXISTING GARAGE DOOR DOES NOT RELATE TO ANY OF THE ORIGINAL COMPONENTS. THE STAIR HAS A STRAIGHT RUN WITH CONCRETE STEPS BECOMING WOODEN STEPS WHEN IT TURNS TO THE SIDE AT THE TOP. THE PROPERTY IS SIGNIFICANT AS REPRESENTATIVE OF THE BEST OF MIDDLE-CLASS HOME BUILDING IN THE MISSION FROM THE 1880's. THE ORIGINAL OWNER, JOHN COOP, WAS A CARPENTER WHO LATER BECAME OWNER OF THE SAN FRANCISCO PLANING MILL. HE BUILT OTHER HOMES IN THE MISSION DISTRICT, AND LATER WAS SECRETARY OF THE BELVEDERE LAND COMPANY. (WALDHORN & WOODBRIDGE;VICTORIAN ALLIANCE; SEC. 106 REV., 2/95)

A permit search revealed that the single garage pictured below was enlarged in 1998. What is that triangular thing above the garage??? Also, notice in the 1975 photo that the witch's hat is crudely penciled in as is mentioned in the field notes below.

The San Francisco Planning Department calls 959 South Van Ness "one of the city's most dramatic Queen Anne-style mansions."

959 South Van Ness Ave circa 1975
Notice the witch's hat is missing and is crudely drawn in.

San Francisco Architectural Survey 1975